Z-5699 Staff AnalysisJuly 13, 1993
ITEM NO.: 14 FILE NO.: Z-5699
DAME: JOSEPH'S - SHORT -FORM PCD
LOCATION: 800 North Spruce
DEVELOPER:
Zachary Wood ("Woody") Truemper
JOSEPH'S DISTINCTIVE FLORAL SERVICE
P. O. Box 250805
Little Rock, AR 72207
AREA: .075 ACRES
ZONING: R-2 to PCD
NUMBER OF LOTS: 1
PLANNING DISTRICT: 4
CENSUS TRACT: 15
ENGINEER:
FT. NEW STREET: None
PROPOSED USE: Floral design
business
VARIANCES RE UESTED: Relief from the requirement to make
improvements to "G" Street and to construct a sidewalk along the
"G" Street right-of-way
STATEMENT OF PROPOSAL:
The applicant proposes a short -form Planned Commercial
Development for the establishment of a floral design business in
a residential structure. The applicant proposes to repair the
building which is in a state of disrepair, remove the dilapidated
carport to provide on-site customer parking, clean up and
landscape the grounds, and repair the front sidewalk; but, the
applicant proposes to make no modifications to the existing open
ditch "chip seal" street which runs along the side of the
property. or to construct a sidewalk along this side street. At
the same time, it is proposed to retain the residential character
of the building and grounds. The applicant proposes to operate a
floral design and wedding/special event consulting business. It
is proposed that part of the building be utilized for a display
area with a cooler, and other rooms be utilized as a design room,
an office, a storage area, and a work room. The back "sun" porch
is proposed to be used as a plant room. The activity of the
business is limited to consultations, design, and delivery of
floral gifts, with most business contacts and orders being
handled by telephone.
July 13, 1993
SUBDIVISION
ITEM NO.: 10 (Continued) FILE NO.: Z-5699
A.
B.
C.
PROPOSAL/REOUEST:
Review by the Planning Commission and approval by the Board
of Directors is sought to establish a short -form PCD for
Joseph's Distinctive Floral Service. The applicant proposes
to rehabilitate a dilapidated and unsightly residential
structure and utilize it for his floral service business.
It is proposed that the building be repaired and painted,
the grounds be cleaned up and landscaped, and the front
sidewalk be repaired. The applicant desires to make no
improvements to the side street, "G" Street or construct a
sidewalk, and leave the hedge of trees and open ditch "chip
seal" street as it is. Approval by the Board of Directors
is sought for the waiver of the requirements to make
improvements to "G" Street and to build the sidewalk. A
canvas canopy is proposed to be added to the front of the
house.
EXISTING CONDITIONS:
The house, as it stands, is in a fairly bad state of
disrepair. The carport is badly deteriorated. The yard is
unkept and unmowed. Immediately to the north, between the
subject property and Kavanaugh Blvd. is a commercial
business in a C-3 zone. Immediately across Spruce Street to
the east, is a commercial business, also in the C-3 zone.
The view from the front of the subject property is a
commercial business and its parking lot and Kavanaugh Blvd.
Across "G" Street to the south and to the rear of the
property are residences in an R-2 zone.
"G" Street, south of Kavanaugh Blvd.
Street at the south-east corner of t
extends west towards University Ave.
through street to University, ending
eleven blocks west of Spruce Street.
between Spruce Street and Van Buren
open ditch "chip seal" street.
ENGINEERING/UTILITY COMMENTS:
begins at Spruce
he subject property and
It is not, however, a
at Buchanan Street,
In the three blocks
Street, "G" Street is an
The Engineering Division reports that the sidewalk along the
front/Spruce Street frontage of the property needs to be
repaired. It is also reported that a curb, gutter, and
sidewalk need to be constructed on "G" Street. Engineering
indicates that off-street parking needs to be furnished.
Water Works reports that they have no objection; that the
building has existing service.
Wastewater Utility reports that sewer is available.
2
July 13, 1393
SUBDIVISION
ITEM NO.: 1p Continued FILE NO.: Z-5699
Arkansas Power and Light Co., Southwestern Bell Telephone
Co., ARKLA, and the Fire Department approved the submittal
without comment.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The site plan needs to be amended to address the proposed
treatment of the perimeter of the property for screening,
with a schematic landscaping plan provided.
The plan/plat needs to show the proposed parking and the
"footprint" of the building and improvements as anticipated.
At this point, only a survey of the existing improvements
has been furnished. The plan/plat needs to meet all
requirements of the Subdivision Ordinance for exhibits
required.
E. ANALYSIS•
The PCD which is proposed is a low profile business, with
the building retaining its residential character. The
applicant reports that, because of the proximity of
commercial uses, the subject property is not a viable
residential use. The property is so badly deteriorated that
repairs which are needed cannot be accomplished with the
anticipation of recouping the costs from rents generated
from a residential use. The requested flower shop use,
however, can allow the property to be repaired and act as a
transition between the commercial uses on Kavanaugh Blvd.
and the residential uses to the south.
The existing condition of "G" Street is open ditch "chip
seal" type. A tree hedge lines "G" Street along the south
property line of the subject property. Improvements (i.e.,
constructing a curb and gutter street with sidewalks) in
half of the right-of-way of the portion of the right-of-way
along the subject property would appear to be a disservice
to the retaining of a residential character of the
neighborhood; and, would accomplish little, since it is not
planned to make other improvements in the "G" Street
right-of-way in the vicinity of this project. Any
improvements would be a half street, a half block long.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD, subject to the
applicant completing the submission requirements. It is
recommended that the front (Spruce Street) sidewalk be
repaired, but not recommended that "G" Street be
reconstructed or the sidewalk along "G" Street be built.
3
July 13, 19'93
SUBDIVISION
ITEM -NO.: 10 (Continued) FILE NO . Z-5599
SUBDIVISION COMMITTEE COMMENT: (June 24, 1993)
Mr. Woody Truemper, the applicant was present. Staff presented
the item and Mr. Truemper outlined his proposal. The Committee
reviewed the deficiencies and comments contained in the
discussion outline. Mr. Truemper indicated that he would make
the needed corrections and additions to his submittal. The
Committee forwarded the item to the full Commission for the
hearing.
PLANNING COMMISSION ACTION: (JULY 13, 1993)
This item was included on the Consent Agenda for approval of
a recommendation to the Board of Directors of approval of the
establishment of the PCD and the approval of the variances
requested with a vote of 10 ayes and no nays.
4
I. Meeting Date: August 3, 1993
2. Case No.: Z-5699
3. R guest :
Establishment of the Joseph's Short -form PCD.
Relief from the requirement to make improvements to "G"
Street and to construct a sidewalk along the "G" Street
right-of-way.
4. Location: 800 North Spruce St.
5. Owner/Applicant: Zachary Wood ("Woody") Truemper
6. Exi ting Status: The applicant proposes to utilize an
existing residential structure for his floral design
business. The structure is presently in disrepair and
dilapidated, but the applicant proposes to repair the
house and landscape the yard. The property adjoins a
"C-3" zone to the north along Kavanaugh Blvd., with the
Kid Stuff store lying between the proposed Joseph's
Distinctive Floral Service and Kavanaugh Blvd. Leo's
Greek Castle restaurant and parking lot are immediately
across Spruce Street to the east. To the south, south
of "G" Street, and to the west are residential areas.
The sidewalk along the Spruce Street frontage is in
disrepair and the applicant proposes to rebuild it.
"G" Street is a "chip seal" open ditch street for the
three blocks from Spruce Street west to Van Buren
Street.
7. Proposed Use: Floral design business
8. Staff Recommendation: Approval of both the
establishment of the PCD and of the waiver of the
requirement to make improvements to "G" Street and to
construct a sidewalk along "G" Street
9. PlanninT Commission. Recommendation: Approval
10. Conditions or Issues Remainin to be Resolved: None
11.Richt-of-wav Issues: None
12. Recommendation Forwarded with: A vote of 10 ayes, no
nays, and one absent
13. Objectors: None
14. Neigh}aorhood Plan: Heights Hillcrest (4)